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HDB · 640478

Blk 478 Jurong West St 41

Project page · 99-year lease from 1985

Indicative value range
S$464,399 – S$504,778
Indicative mid S$477,679 · S$5,249 psm

Based on 18 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Sept 2026Blk 47404 TO 06103 sqmS$515,000S$5,000 psm×1.000S$5,000 psm
Sept 2026Blk 46307 TO 0993 sqmS$490,000S$5,269 psm×1.000S$5,269 psm
Sept 2026Blk 45607 TO 0993 sqmS$462,800S$4,976 psm×1.000S$4,976 psm
Jun 2026Blk 46210 TO 12102 sqmS$560,000S$5,490 psm×1.000S$5,490 psm
May 2026Blk 46601 TO 0391 sqmS$450,000S$4,945 psm×1.000S$4,945 psm
May 2026Blk 47810 TO 1291 sqmS$522,888S$5,746 psm×1.000S$5,746 psm
May 2026Blk 46010 TO 1291 sqmS$523,000S$5,747 psm×1.000S$5,747 psm
May 2026Blk 47710 TO 12102 sqmS$550,000S$5,392 psm×1.000S$5,392 psm
May 2026Blk 47410 TO 12102 sqmS$520,000S$5,098 psm×1.000S$5,098 psm
Apr 2026Blk 47301 TO 0393 sqmS$483,000S$5,194 psm×1.000S$5,194 psm
Apr 2026Blk 49801 TO 0384 sqmS$430,000S$5,119 psm×1.000S$5,119 psm
Apr 2026Blk 46601 TO 0391 sqmS$473,000S$5,198 psm×1.000S$5,198 psm
Mar 2026Blk 45807 TO 0991 sqmS$527,000S$5,791 psm×0.997S$5,774 psm
Feb 2026Blk 46407 TO 09102 sqmS$535,000S$5,245 psm×0.997S$5,230 psm
Feb 2026Blk 48304 TO 0691 sqmS$512,000S$5,626 psm×0.997S$5,610 psm
Jan 2026Blk 47807 TO 0991 sqmS$508,000S$5,582 psm×0.997S$5,566 psm
Nov 2025Blk 45807 TO 0991 sqmS$495,000S$5,440 psm×0.996S$5,418 psm
Nov 2025Blk 45701 TO 03103 sqmS$515,000S$5,000 psm×0.996S$4,980 psm

How accurate is this estimate for Jurong West St 41?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 61 sales in Jurong West St 41 since.

Median error
5.7%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

What the rent says

What this flat earns against what it costs, set beside what homes like it earn.

8.63% gross yield

S$41,220 of rent a year against the estimate above · 1.57 points above flats like it

Homes like this rent for about S$3,435 a month, the middle of 40 approvals in the last year.

Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.06%, from 112 blocks. This town has too few such blocks to measure on its own.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent rental approvals used

ApprovedBlockFlatRent a month
Sept 20264664 ROOMS$3,800
Sept 20264584 ROOMS$3,200
Sept 20264644 ROOMS$3,150
Aug 20264794 ROOMS$4,050
Aug 20264574 ROOMS$4,000
Aug 20264734 ROOMS$3,500
Aug 20264654 ROOMS$3,200
Jul 20264784 ROOMS$3,400

median of 40 HDB rental approvals for 4 ROOM on Jurong West St 41 since 2025-10.

Buying or selling at S$477,679?

Buying: Stamp duty on S$477,679 · Cash and CPF needed on S$477,679 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$477,679.

Each opens with this figure filled in; change anything there.

Primary schools near 478 Jurong West St 41

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
May 2026
Blk 478 · 4 ROOM · 10 TO 12 · New Generation · 58 years left
91 sqmS$522,888S$5,746 psm
Jan 2026
Blk 478 · 4 ROOM · 07 TO 09 · New Generation · 58 years left
91 sqmS$508,000S$5,582 psm
Aug 2025
Blk 478 · 4 ROOM · 10 TO 12 · New Generation · 59 years left
92 sqmS$537,000S$5,837 psm
May 2025
Blk 478 · 4 ROOM · 04 TO 06 · New Generation · 59 years left
91 sqmS$510,000S$5,604 psm
Oct 2024
Blk 478 · 4 ROOM · 07 TO 09 · New Generation · 60 years left
91 sqmS$520,000S$5,714 psm
Jul 2024
Blk 478 · 4 ROOM · 04 TO 06 · New Generation · 60 years left
91 sqmS$480,000S$5,275 psm
Jun 2024
Blk 478 · 4 ROOM · 01 TO 03 · New Generation · 60 years left
91 sqmS$460,000S$5,055 psm
Jun 2024
Blk 478 · 4 ROOM · 01 TO 03 · New Generation · 60 years left
92 sqmS$458,000S$4,978 psm
Jul 2023
Blk 478 · 4 ROOM · 10 TO 12 · New Generation · 61 years left
91 sqmS$472,000S$5,187 psm
Jun 2023
Blk 478 · 4 ROOM · 07 TO 09 · New Generation · 61 years left
91 sqmS$490,800S$5,393 psm
Feb 2023
Blk 478 · 4 ROOM · 10 TO 12 · New Generation · 61 years left
92 sqmS$460,000S$5,000 psm
Jan 2023
Blk 478 · 4 ROOM · 01 TO 03 · New Generation · 61 years left
91 sqmS$422,000S$4,637 psm
Oct 2022
Blk 478 · 4 ROOM · 10 TO 12 · New Generation · 62 years left
92 sqmS$438,000S$4,761 psm
See more

Showing 13 of 51.

Sale prices as filed in caveats.

Where the lease takes this

About 57 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years52 yearsS$455,990S$503,450S$545,246S$554,782
10 years47 yearsS$433,021S$527,851S$619,132S$640,977
20 years37 yearsS$380,672S$565,659S$778,214S$834,099

On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.14% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.